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February 15, 2007
Wall St. Wish List Comes to an End on the Open Bay
115 Gerard Drive, East Hampton
115 gerard drive east hampton, ny hamptons home for sale on the open bay
So here comes the last entry in the "Wall St. Wishlist" before I head to mexico for the week. SO...Looking for open bay front in East Hampton? Check out the location of this property.


The Cottages
115 gerard drive east hampton, ny hamptons home for sale on the open bay
Two totally decked-out cottages. 3 beds, 2 baths, 2200 sq. ft., .44 acres.


Bath Room
115 gerard drive east hampton, ny hamptons home for sale on the open bay
See? Totally decked out. Listed at $2.1 million. Pricey for a couple of cottages? Maybe. But this is also unique and probably ideal for someone somehow. Listing with Corcoran since January.

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February 14, 2007
The Koi of Leroy
Leroy Estate, Amagansett
4 South Wood Court amagansett hamptons real estate for sale
Can someone tell me why the 14 acre Leroy estate hasn't sold? Seems like a unique, incomparable non-waterfront setting with all of the amenities. IS it the subdivision for the rest of the land? Listing with Sothebys for $9.25 million. Been on the market at one price or another since '04.

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February 13, 2007
Say Hay Beach! Shelter Island
5 Point Lane, Shelter Island
5 point lane shelter island hamptons real estate for sale
So you are REALLY looking for peace and quiet in an idyllic watery setting? Try this Shelter Island contemporary on the open bay at 5 Point Lane.


Living Room View
5 point lane shelter island hamptons real estate for sale
3,000 sq. ft., 3 bed, 3 bath with full basement, fireplace, 2 car garage, and heated gunite pool on 2.26 bayfront acres. Check out that view.


Bedroom
5 point lane shelter island hamptons real estate for sale
Overlooking Hay Beach and designed by Norman Jaffe, the house also has high-end finshes and appliances. Has to be seen to be appreciated. Been on and off the market for years in the $3 million range. Listing with Corcoran for $3.15 since April '06. Maybe there is a deal to be cut here.

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February 12, 2007
Mediterranean at 196 Wyandanch Lane
Southampton Estate Section
wyandanch lane southampton estate section hamptons real estate for sale
You want to be in the estate section, on a pond, near the ocean, and need room for 9 cars but not tennis. Maybe you are European and want a villa and not a traditional farm house? This is a beauty.


Closer Look
wyandanch lane southampton estate section hamptons real estate for sale
Almost 9,000 sq. ft., 6 bed, 7.5 bath, big big garage, Gunite Pool and Spa. Private. Specimen trees, etc. on 2 acres. Gary Depersia has the Listing with Corcoran for $13.95 million. On the market since September. This is the kind of place that maybe someone is specifically looking for and that's why the price may hold into the selling season.

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February 11, 2007
In the Palma of your Hand in EHV
Palma Terrace - East Hampton Village
palma terrace east hampton village real estae for sale home renovation
This once unfashionable, regular guy street between Cedar and Newtown Lane is representative of the escalating value of East Hampton Village Homes.


31 Palma Terrace
palma terrace east hampton village real estae for sale home renovation
Remember my review of 31 Palma Terrace? Ultimate glass-encased modern, 5 bed 5.5 bath, 4,600 sq. ft. including the finished basement on .38 acres. the most high end of finshes (excluding some elements in the basement). Gorgeous. Very cool house. See October 29th entry. Still on the market for $3.4m. And still the hands down winner on this street.


33 Palma Terrace
palma terrace east hampton village real estae for sale home renovation
Check out the next door neighbors. 5 bed, 3.5 bath, 3,300 sq. ft. traditional built in 1960 on .38 acres with gunite pool. Asking $2.795m. Listing with Prudential since October.


7 Palma Terrace
palma terrace east hampton village real estae for sale home renovation
This is a 2200 sq. ft. traditional with 4 beds, 3 baths and a fireplace buolt in 1950 on .37 acres for $1.295. Seems like you'd come out ahead with a total re-do than by buying 33 Palma. Listing with Corcoran.


46 Palma Terrace
palma terrace east hampton village real estae for sale home renovation
And this farm-style home was built in 2005 seemingly on spec. It's 2500 sq. ft. 4 bed, 4 bath, a fireplace, viking stove and sub-zero fridge on .35 acres with heated gunite pool. Seems like the pick of the litter at $1.9 million although sits on the corner of Cedar (a very busy street) and Palma. Put it in the middle of the block and it's likely to fare favorably to 33 Palma even up.


Conclusion
However you slice it, this neighborhood and EHV continues to turn over towards the higher end. If 33 can sell near asking, you'd have to consider 7 an excellent buy.

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February 10, 2007
Foxy Farmhouse, Southampton Village
71 Fox Hollow Lane, Southampton
fox hill lane southampton village real estate for sale
For the less fashionable neighborhoods in Southampton village between County Rd. 39 and Hill St., take a look at what's going on in East Hampton Village and feel good about your respective value. At $1.85m, this is better than anything you can find in the north-of-the-highway neighborhoods around Cedar St. in EHV.


The Porch
fox hill lane southampton village real estate for sale
Stats: 2200 sq. ft. farmhouse with 3 beds, 2.5 baths, on .5 acres with heated pool, detached garage/guest house, private, landscaped, lovely. Listing with, who else, Corcoran. And listen to this, down from $3.495 million just this past May! Ha ha. You think the agenct thought they could sell at that price when signing up the client?

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February 09, 2007
Bonkers in Bridgehampton
280 Highland Terrace, Bridgehampton
highland terrace bridgehampton over priced hamptons home for sale
Ok, so I've been reluctant to throw that dud out there for a multitude of reasons, but here is one that just seems inconceivably overpriced. It's got some nice views in sitting between farm fields and the Bridgehampton golf course, but at $9.5 million, you can do better for yourself than this 1997 house on 2.2 acres closer to 27 than the ocean.Listing with Sothebys since last May.

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February 08, 2007
Victorian Bridgehamptonian
112 Sagaponack Rd., Bridgehampton
rose hill rd. hamptons plantation house for sale
Listed at around $3 million for the past year and a half, the market has decided that this property is not a deal. But at what price will or should it go? It's an enviable, authentic, country Victorian. Renovated with 4 beds, 2 baths, wraparound porch, central air, gunite pool and sits on a reserve south-of-thehighway. My guess is that Sagaponack rd. is a bit of a thorough fare as one of two connectors between Ocean and Sagg Main roads. Put this on a on a little side street nearby and $3 is probably attainable. Oops, upon 2nd look, looks like the owners will wait until the market heats up a little more. Now available for rent only. $75k for the season. Check out the Listing with Corcoran.

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February 07, 2007
Frankly Scarlett, I don't give a damn how much it costs.
200 Rose Hill Rd., Water Mill
rose hill rd. hamptons plantation house for sale
Not many of you are looking for that full, formally furnished south-of-the- highway plantation house with pool and tennis. But for those who are, here it is. Indian slaves not included.


A nice spot for sipping mint juleps
rose hill rd. hamptons plantation house for sale
The house is 5,500 sq. ft., 6 bed, 7.5 bath, with gunite pool and tennis court on 2.3 acres adjacent to a reserve.


Thanks for the furniture Queen Anne!
rose hill rd. hamptons plantation house for sale
Furniture and fixtures included. So if this is your bag, head on over to Donna Oplinger at Corcoran who has the Listing for $5.95 million. A deal? I have no idea, but it's a nice house on a nice street in a nice setting and definitely unique for this neck of the woods.

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February 06, 2007
651 Butter Lane, Bridgehampton
Think of the Possibilities
butter lane farm house bridgehampton hamptons home for sale
This one's been sitting out there for $2.2 million since last march. Basically, an old house and a couple of barns on 2.6 acres with beautiful farmfield vistas.


Barns and Water Tower
butter lane farm house bridgehampton hamptons home for sale
Someone will snap this up fast once it hits $2m. Nice street, nice setting. Listing with Jack Zito at Corcoran.

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February 05, 2007
Wall St. Wish List Returns - To the Water on Mill Pond
88 Mill Pond Lane, Watermill - In Contract
mill pond lane hamptons waterfront home for sale So why am I including this 3800 sq. ft. 4 bed, 3 bath French chateau on .5 acres with a gunite pool and 128 ft. of water frontage on Mill Pond if it's already in contract?


Pretty
mill pond lane hamptons waterfront home for sale Because at $2.75 for a really decent house with some top-of-the-line amenities in an incredible waterfront setting that includes a nature sanctuary, sunsets and boating, this has to be some kind of benchmark deal. Down from $3.5 this past July. Listing with Megan Darby at corcoran.

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January 24, 2007
The Glove(r)s Come off for another Sag Harbor Battle
Another Sag Battle? Not So Much at 120 vs. 122 Glover
sag harbor home renovation
#120, at the bottom of Glover, shares a driveway with 122 Glover, which sits behind it. Both are on the market, even sharing an open house date last week. Click picture above for an expanded view. Note: from this angle, you cannot tell that 120 is a high-end cedar-shingled traditional renovation and that 122 is in need of bulldozing or a gut renovation.


120 Glover St.
sag harbor home renovation
What's interesting about 120 is that it's been on the market since October '05 with barely a price budge at $2.25 million. It's possible that the Sag Harbor buyer doesn't want this kind of traditional cedar-shingled renovation that is happening all over the Hamptons. The Sag Harbor buyer might want somehting a little more historical. It's also possible that this house is in a wet area. Regardless, it is a beautiful house inside and out. See the Listing with Cee Scott Brown at Corcoran.


The View From 122 Glover to 120 Glover
sag harbor home renovation
What's interesting about 122 Glover is what a natural extension the property would be for 120 Glover. Other than that, it's going to be a tough sell. Why?


The Yard at 122 Glover
sag harbor home renovation
The house is surrounded by if not sitting in wetlands. Any kind of renovation or rebuild would include major bldg. department approval and a house raise. 122 needs to cut a deal with the buyers of 120. Otherwise, I think they are in trouble.

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January 23, 2007
Sag Harbor Park Battle
3 vs. 7 Montauk Extension
sag harbor village montauk extension hamptons real estate for sale
Check out this delightful little park around which a development of houses has and continues to be built back behind Pierson High School. I don't watch Desperate Housewives, but this seems like that kind of idyllic setting. Click the satellite image above for a closer look. Photo taken before the house were built, but i put them in their approximate locations.


3 Montauk Extension
sag harbor village montauk extension hamptons real estate for sale
First up, 3,600 sq. ft. post-modern colonial, built in 2004 with gas heat, central air, 4 bed, 3 bath, gourmet kitchen, finished basement, fireplace, 2-car garage, heated gunite pool with spa on .5 acres and Listing with Mary Ann Cinelli at Corcroan for $1.795 million.


7 Montauk Extension
sag harbor village montauk extension hamptons real estate for sale
Next up and next door (until the woods btwn them is cleared and #5 goes up) is this 3,700 sq. ft. farmhouse built in 2006 with 4 beds, 3.5 baths, fireplace, full unfinished basement, and 2 car garage on .6 acres and Listing with Jane Babcock at Corcoran.

More after the break...
read on ... "Sag Harbor Park Battle" »

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January 22, 2007
High Profile in Sag Harbor
31 Hampton St., Sag Harbor, NY
North Haven Spec House Battle 6 sea gull hill rd. vs. 9 sea gull hill rd. hamptons real estate for sale
Anyone who has driven into or out of Sag Harbor via rte 114 during the past year has noticed this gorgeous Hampton street renovation. And all of us have said, "Wow that's an incredible house; too bad it's sitting out there in the open for the world to watch as they drive by. And then we all watched in horror when they put in a swimming pool out on the highway side. Ugh. Well there was some price at which this incredible renovation of a Federal House that was converted into a Victorian at soem point along the way of it's history. I'm told it has an accepted offer at the $2 million asking price if not a signed contract. The developer should have left the pool out, put 14 ft. Leyland Cypress trees around the property and sold it for another $500k. This is a meticulous and truly historical renovation, inside and out. Listing Here with Corcoran. On the market since June. Still maybe a chance to get what will amount to a sure thing in the long run.

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January 21, 2007
North Haven Bird Battle
6 vs. 9 Sea Gull Hill Rd.
North Haven Spec House Battle 6 sea gull hill rd. vs. 9 sea gull hill rd. hamptons real estate for sale
Two houses on a street off the North Haven traffic circle- one on the water and one across the street. Click the map above for a better view. Let the battle begin...


6 Sea Gull Hill Rd.
North Haven Spec House Battle 6 sea gull hill rd. vs. 9 sea gull hill rd. hamptons real estate for sale
Fighting out of the blue corner comes this 3,400 sq. ft. cedar-shingled traditional with 4 beds, 4.5 baths, landscaped, irrigated, central air, 2 car garage, fireplace, viking-sub-zero bosch kitchen, and of course, directly on the water with incredible sunset views, on 1 acre. Listing with Carl Marino at Agawam for $2.8 million.


9 Sea Gull Hill Rd.
North Haven Spec House Battle 6 sea gull hill rd. vs. 9 sea gull hill rd. hamptons real estate for sale
And fighting out of the green corner is this 4500 sq. ft. cedar-shingled post-modern upisde down house with 4 beds, 3 baths, a fireplace, 1 car garage, a multitude of decks, gourmet kitchen, and a heated gunite pool on .85 acres with spectacular waterviews. Listing with Nancy and Ben Achenbach at Corcoran for $2.495 million.

More after the break...
read on ... "North Haven Bird Battle" »

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Rah Rah Rawson!
23 Rawson Rd., North Haven
rawson rd. north haven hamptons beach house with bay views home for sale
Here's a unique and beautiful, 7800 sq. ft. traditional with bayviews. It's one lot away from the open bay and has all the amenities with a sandy, private association beach. What's so great about this house is that it's a renovation and extension of a 1930s cottage with resulting nooks and crannies, and stairwells, and rooms that you wouldn't think are there. 3 totally separate living and sleeping areas in the house.


One of many Sitting Rooms
rawson rd. north haven hamptons beach house with bay views home for sale
There are 7 beds, 6.5 baths plus servants quarters, heated gunite pool with jacuzzi and outdoor shower, 3 car garage with apt. and kitchen above, finished walkout basement, fireplaces, decks, media room. blah blah blah.


View from Master Bedroom
rawson rd. north haven hamptons beach house with bay views home for sale
Here's the view from the master bedroom's deck. Renovation going up in front of it but not too big and the view is still very much there. A sunset view too.


Bird's Eye
rawson rd. north haven hamptons beach house with bay views home for sale
WHAT'S not so great about this house is that it is 7,800 sq. ft. on one measly acre. Why do people do that? I guess that's why the price is down to $3.8 million down from $4.25. Been on the market about a year. Still, the feel is pretty open. SO, If you want a monster mint house with real character, sunset waterviews and steps to your own beach, then this is the one for you. Another Mala Sander at Corcoran Listing.

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January 20, 2007
The "Eagle's Nest" - Great Deal in Sag Harbor
34 Rolling Hill Ct. East, Sag Harbor
34 Rolling Hill Ct. East, Sag Harbor hamptons real estate for sale  
Check out this crazy 4 bed, 2.5 bath, 2200 sq. ft. contemporary with full basement, 1 fireplace, with heated vinyl pool and outdoor shower on .64 acres.  


Back of the House
sagaponack oceanfront  
It's outside Sag Harbor Village in one of those unfancy and thus undervalued suburban developments off brick kiln rd. Check out the deck action!  


Living Room
sagaponack oceanfront  
Here's a lame photo of the top floor living room. It's an upside down house. See something special happening here? Click the photo to enlarge.  


Pseudo Waterview
sagaponack oceanfront  
Well here's the view to the right of those windows in the photo above. That blue stuff you can sort of see in the background is the water. It's probable that those trees can be cut down for a more direct view.  


Panoramic Sunset View
sagaponack oceanfront  
But here is the real deal with this house, which I will now christen "The Eagle's Nest". The views here are panoramic. Straight out to the sunset. Cheesy house in an undervalued neighborhood, but incredible views. I'd guess $300k to renovate and flip. Otherwise, a great place to fix up and raise your family in the Sag Harbor school distric. Check out the listing here. Asking $850,000, represented by Sara Butler from Coldwell Banker.  

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January 19, 2007
One More in EHV
65 Dayton Lane, East Hampton Village
dayton lane east hampton village real estate for sale renovation
If you liked the 2 story cape at 55 Mill Hill the other day, check out this very similar listing over on Dayton. Same 2 story cape, 1700 sq. ft. 4 bed, 2 bath, fireplace, full basement, .19 acres and room for small pool. No garage here though.


The Street
dayton lane east hampton village real estate for sale renovation
Same kind of cute little street, maybe a tad less upscale, but same proximity to the village on the same side of the tracks.


On the Inside
dayton lane east hampton village real estate for sale renovation
Inside, this one has a little more charm, with wainscoting throughout the house. It's liveable in the interim. Note: there is a buildable lot behind this house, which can sort of see in the picture. For now, it's a nice little field.


Bird's Eye
dayton lane east hampton village real estate for sale renovation
Here's the view from the sky. Click the pic for a better look. The most significant difference between this and 55 Mill Hill is the price. 65 Dayton is asking $400k less! This one is also debbie Brenneman's at Corcoran (26 Mill Hill) , so she is doubly competing with 55 Mill Hill. Listing Here

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January 18, 2007
Surfer's Paradise in Montauk
687 Old Montauk Hwy, Montauk
old montauk hwy montaul oceanfront for sale hamptons real estate for sale  
SO you're a real surfer. Ditch Plains is where you need to be. Well here's an opportunity to see and hear the surf conditions from your bedroom window. Click on the picture for a closer look.  


The Cottage
old montauk hwy montaul oceanfront for sale hamptons real estate for sale  
This is the 2 bedroom 1 bath cottage of about 850 sq. ft. on .38 acres where you'd be living while you prepared to renovate. (Approved plans and permits in place for a 3,000 sq. ft. house come with the deal.)  


The Studio
old montauk hwy montaul oceanfront for sale hamptons real estate for sale  
And here is the adjacent studio with it's own bathroom where you could work on your art, wax your boards, smoke pot, whatever.  


The Ocean
old montauk hwy montaul oceanfront for sale hamptons real estate for sale  
Smell the salt in the air? This property is a beautiful oasis and opportunity for $1.4 million. Someone will jump at it. Jan Nelson at Prudential has the Listing Here.  

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January 17, 2007
Mill Hill Lane, East Hampton Village
Can't you hear the birds chirping?
mill hill lane east hampton village home renovation for sale hamptons real estate for sale  
This is the view from the bottom of bucolic Mill Hill to the cemetary and Village Green across rte. 27. Very charming, very village, and the perfect setting for "before" and "after" home renovations for sale.  


26 Mill Hill Lane, East Hampton Village
mill hill lane east hampton village home renovation for sale hamptons real estate for sale  
Let's start here at this cute, unassuming, cedar-shingled ranch. But inside....  


26 Mill Hill Lane, Kitchen
mill hill lane east hampton village home renovation for sale hamptons real estate for sale  

this house is xxx mint, all the way. It's 1600 sq. ft. including finished basement, 2 bed, 2 bath with fireplace on .15 acres. Being offered at $1.575 million by debbie Brenneman at Corcoran. Is this price insane? On some level, yes, but I will say that if you're looking for a low maintenance little crib in East Hampton for your high flying lifestyle, you won't find a nicer one on a nicer street than this. Perfect for some single banker who's too busy to deal with a big house and pool. This may not go for asking, but it will go. If you build it, they will come. Listing here.

 


Heading Up Mill Hill
mill hill lane east hampton village home renovation for sale hamptons real estate for sale  
Now let's travel up the street, where the houses and properties get a little newer and bigger, yet somehow somewhat less desirable (as we travel from the Village Green).  


55 Mill Hill Lane, East Hampton Village
mill hill lane east hampton village home renovation for sale hamptons real estate for sale  
This 2 story cape is 1700 sq. ft. all above ground, with 3 beds, 2 baths, 1 fireplace, and a detached 2 car garage on .19 acres with room for a small pool. Unrenovated.  


Back of 55 Mill Hill
mill hill lane east hampton village home renovation for sale hamptons real estate for sale  
Looks a little nicer from the back. 55 Mill Hill is either a major re-do or a tear-down with greater size and property potential than 26. They are asking $2.1 million, which would put someone close to $3mil when all is said and done. Is this insane too? I have no idea. I will tell you that a broker, Evan Kulman at Corcoran, bought it, and if the house that he built, lived in, and recently sold on Joshua's Path is any indication of real estate aptitude, then he has it. Not going for listing though. Listing is here.  

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January 16, 2007
No-Brainer in North Wainscott
14 Merchants Path, Wainscott
14 merchants path wainscott ny hamptons real estate for sale  
Located in Wainscott North, this traditionally-styled contemporary boasts 3,000 sq. ft., 4 beds, 3.5 baths. with fireplace and garage on 5 acres with heated vinyl pool and an all-weather tennis court. Listing for under $2million!  


Back of the House
14 merchants path wainscott ny hamptons real estate for sale  
This is one of those houses that should have gone a little more traditional and high-end, a' la gunite pool, and full upstairs, had the builders just known...  


Living Room
14 merchants path wainscott ny hamptons real estate for sale  
But it's really open and airy inside. All the bathrooms are really nice too.  


More after the jump...
read on ... "No-Brainer in North Wainscott" »

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January 15, 2007
Wall St. Wish List Day I: Righteous on Ruggs Path
373 Ruggs Path, Sag Harbor (Noyac area)
ruggs path sag near the bridge sag harbor noyac hamptons real estate for sale  
This one has to be a deal. I'm sure that someone can tell me why it isn't, but this is a great house and property to buy if you like wooded privacy and Sag Harbor. Incidentally, I spent some time on Ruggs path when my friend was in a share there. It was dusty dirty then, but is paved now. The street also seems to be a shortcut into the The Bridge Country Club, which I'll tally as a negative, despite this evidence that Ruggs Path is moving up in the world. SO... from the front, nothing too fancy. Nice traditional. nice long driveway and nice bluestone work.  


Back of House
ruggs path sag near the bridge sag harbor noyac hamptons real estate for sale  
Here's the back of the house from the other side of the hedged pool area. Again, nothing special. Nice traditional style similar to the front of the house.  


Pool House
ruggs path sag near the bridge sag harbor noyac hamptons real estate for sale  
Ah, but here's a separate poolhouse with kitchen and bathroom. That's always nice.  


Back Yard
ruggs path sag near the bridge sag harbor noyac hamptons real estate for sale  
And Check out the yard on the far side of the pool.  


Birds' Eye
ruggs path sag near the bridge sag harbor noyac hamptons real estate for sale  
Here's the bird's eye view and the stas: 3200 sq. ft. not including full basement, 4 bed, 3.5 bath, fireplace, 2 car garage, pool/guest house, heated pool on 2.2 acres for $1.695m. Listing with Scott Bortzner at corcoran. On the market since May. Not sure why noone's bit here.  

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January 04, 2007
300 Hill St. Blues- Kilmer Closes for $1.725m
300 Hill Street
catesby kilmer hill street house howard gittes revlon
The Post reported this morning that Catesby Kilmer, the socialite secretary who went to jail for stealing from her boss, Howard Gittes, has sold her house on Hill St. to pay her restitution. Amazingly, the house, as seen below, only fetched $1.725 million. Hill St. is obviously busy, but this is a steal. Move this house/property 2 blocks south and it goes for $10 million no questions asked. It's already been pulled down from Prudential's system. Laura Nigro had the listing.

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December 22, 2006
Sag Harbor Bay Front
48-52 John St., Sag Harbor
sag harbor waterfront for sale
The last Sag Harbor property I reviewed, I pulled down after the broker threatened to sue me. Anyway, unlike that Las Vegas-inspired opportunity (which wasn't a terrible proposition) , here's a classy, country-cozy, 1 house and 3 cottages on 2 adjacent properties.


From the Heavens
sag harbor waterfront for sale
It's in a perfect location on a quintessentially beautiful Sag Harbor bay front street.


The View
sag harbor waterfront for sale
So this has yet to officially hit the market, but the proposed asking price is criminally high. So let's not get into the details of all that; let's enjoy the wondrous setting that is John Street. Check out houses surrounding this listing...I've nicknamed them.


Hawthorne
sag harbor waterfront for sale


Melville
sag harbor waterfront for sale


Bates
sag harbor waterfront for sale


Christmas
sag harbor waterfront for sale


The Colony
sag harbor waterfront for sale

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December 20, 2006
If You Are Into Horses...
425 Watermill Towd Road
hamptons horse farm for sale
Here's one that's worth a look-see if riding horses is your bag. Currently listed at $3.45m down from $4.75m over a year ago.


Back of the House
hamptons horse farm for sale
Almost 10 acres, renovated 4,000 sq. ft. 4 bed 4 bath, with heated gunite pool, 5 stall barn, 5 paddocks, a professional riding ring, and sits adjacent to the Southampton trail system. If you can afford this, you can find a better "HOUSE" opportunity, but i don't think a better "HORSE" opportunity. SO it's all about that and most likely worth the investment. Listing with Michaela Keszler at Prudential.

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December 05, 2006
Ready for Picking in the Northwest
6 Grape Arbor Lane
east hampton northwest woods real estate
In every real estate reviewer's life, there comes a time when an inconceivable opportunity stands before them- a house or property of such magnificence at such a reasonable price that they have to squint to parse the believability before conjuring just how much they can raise to make an instant offer...


View from the Heavens
east hampton northwest woods real estate
Well this isn't one of those times, but here is a great house that has to be a great deal if you are looking for privacy, quality, and size in East Hampton.


Back of House
east hampton northwest woods real estate
We're talking 6,000 sq. ft. stucco art deco with traditional lines on 1.4 acres abutting reserve on a private cul-de-sac street with 6 beds, 6 baths, a great great room, beautiful finishes and detailing, gunite pool with pool house, fireplace, two car garage, finished basement, etc.


Dining Room
east hampton northwest woods real estate
See the nice built-in cabinets with trim. The house is filled with this detailing.


Back of House
east hampton northwest woods real estate
I've got a friend looking for a house with privacy in the Northwest woods for under $2 million. Sadly, I am doing him a disservice by listing this one here. It is a beauty at $1.95. Been on the market for over 6 months. I'll bet you could close for around $1.8. Great house, great deal. Listing with Lorraine Berger at Corcoran.

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December 04, 2006
A Deal on Bull Path?
21 Bull Path, East Hampton, Northwest
real estate deal bull path east hampton
You know how they refer to Bull Path as "Prestigious" Bull Path? That's a nice bit of marketing. It's a nice street and all, but aren't there others that are less travelled and more deserving of the "prestigious" moniker? Regardless, people want to own here, so this house/property seems like a deal. Built in 1990, it's a traditionally-styled contemporary on 2 acres, 3,000 sq. ft., 3 beds, 2 baths, one fireplace, a gunite pool, and modern amenities including a chef's kitchen and renovated master bath.


Great Room
real estate deal bull path east hampton
Originally listed in March at around $1.8 million and recently dropped to $1.48 after a stop at $1.69. So what's up? Well, there seems to be a little street/riding path that runs directly through the driveway and back around the house. Not sure what kind if traffic this gets, but this property can't be overly private. Seems like they could use another bathroom too. Still, 2 acres with gunite pool on Bull Path for under $1.5? Should go soon... Listing with Barbara Blumberg at Corcoran.

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November 22, 2006
Modern Gem in North Sea
29 Towd Point Rd., Southampton
Towd Point real estate for sale
You have to admire Hubie Frowein, a fashion photographer turned real estate developer and broker, for this beautiful, modern beach house he's created out of an old cottage, nestled between Noyac Rd. and North Sea Harbor.


Living Room
Towd Point real estate for sale
Wrapped in natural cedar, It's 3,500 sq. ft. on .7 acres, 5 bedrooms, 4.5 baths, bamboo flooors, modern european fixtures, mahogany courtyard and decking, gunite pool, outdoor fireplace, 2 car garage, and partial water views. It's open and bright, a really beautiful place to live. He has the listing at $2.295 million with Engel & Volkers.


Pool
Towd Point real estate for sale
What's striking about this listing is the more modest neighborhood around which this property lies. Mostly cottages and regular-guy homes, excluding a few big-buck babies on the surrounding water. And it's really close to Noyac rd. It will be interesting to see how this one plays out. If well, then I will be calling Hubie a visionary.


Upstate Farm
Towd Point real estate for sale
FYI, if you've got $2.25 to spend and are looking for something a little bigger than .7 acres, check out this 78 acre farm in Millbrook, about as far as the Hamptons is from NYC in upstate NY. Check out the listing if you want to feel bad about what you are getting for your money here on the east end.

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November 15, 2006
Southampton Village Stunner
100 Duck Pond Ln., Southampton Village
southamptonm village real estate for sale
Looking for a traditional house in Southampton Village near the beach? Your looking at 6,500 sq. ft. on almost 2 acres, 6 bedrooms (2 masters), 5.5 baths, two living rooms, a media/disco room (disco ball and mirrored walls), beautiful lawn and gardens surrounding the house, gunite pool with sandstone terrace (won't burn your feet when it's hot), indooor and outdoor dining, service entrance. First-rate original high-end details.


View from Above
southampton village real estate for sale
I'm not sure if this is considered "estate section" or not; it's just up the street from Old Town Beach. The property is pie-shaped and located in the upper left hand corner of the google map above. If it's not considered estate section, then the $10 million price tag is out of the question. If it is though, and this is where you need to be, I'd take this over the Ox Pasture House I reviewed a couple of months ago, even without all of the modern doodads that house posessed. This house is the real Hamptons deal even if it is overpriced. Has to be seen to understand. Listing with Brooke Corton at Corcoran.

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November 06, 2006
Another One in Shinnecock Hills
141 Middle Pond Rd., Shinnecock Hills
shinnecock hills real estate for sale
It seems like there are deals to be had in Shinnecock Hills these days. I think "the Hills" (tm SpecHampton, 2006) would be a great place to live. 5 minutes to Southampton or Hampton Bays; close to, in view of, or on the water; 20 minutes to Riverhead, and a good hour closer to the city than East Hampton on a normal traffic-filled day. Anyway, drive on up to this south-of-the-highway paradise, just a stone's throw from a semi-private beach on 1.5 private, gorgeously landscaped acres with tennis, free-form gunite pool, koi pond, outdoor sound system, lighting, and multiple outdoor seating areas surrounding the house.


The House
shinnecock hills real estate for sale
The house itself is a funky 1981 contemporary, built the same year that Diana Ross and Lionel Richie ruled the charts with Endless Love. Feel free to sing that in your head while touring the colorful 3,000 sq. ft. with circular staircase running off of a great greatroom. It's got 6 bedrooms, 5.5 baths, a landscaped wrap-around terrace, and while the basement and top floor need an overhaul, the main living area has some impressive finishes, especially in the kitchen and master bed and bath. There are also plans in place for a 2,000 sq. ft addition to the top of the house that would offer pretty close waterviews. More after the break...
read on ... "Another One in Shinnecock Hills" »

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October 29, 2006
Modern Gem in East Hampton Village
31 Palma Terrace
east hampton home renovation
A bold modern masterpiece has risen on this humble side street between Cedar St. and Newtown Lane. The audacity of that statement mirrors the balls that this home's builder must be packing to put a top of the line glass showcase amidst a neighborhood of primarily aging old ranches.


Kitchen
east hampton home renovation
we are talking 5 bedrooms, 5.5 baths, 4,600 sq. ft. including the finished basement on .38 acres with an infinity gunite pool avec waterfall, encased in glass and the highest end finishes and full amenities like radiant floors, media room, gym, built-in plasmas throughout, fireplaces, a reflecting pool, and stone and slate and bamboo from top to bottom. The house is being advertised as being inspired by a vintage Mercedes Roadster, which incidientally is sitting in the garage as a throw-in for the potential purchaser.


Bedroom
east hampton home renovation
While some of the finishes in the basement don't really live up to the standards of the rest of the house (they seem to have run out of gas at the finish line), this house is remarkable and not just from the stark contrast from it's neighbors. If you are bullish about the longterm prospects of East Hampton's most ordinary neighborhoods, then this may be a reasonable investment. But at $3.4 million (not including the custom-made furniture), this house is a bit risky. Regardless, it would be an amazing place to live and a must see. I think someone will buy it at some price that will make the builders happy that they blazed this trail. Listed with Elisabeth Mills at Corcoran

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October 18, 2006
One of Many on Butter Lane
699 Butter Lane, Bridgehampton
bridgehampton butter lane
As one of 8 houses currently available on beautiful Butter Lane in North-of-the-Highway Bridgehampton, 699, stands out not for it's classy combo of traditional barn and contemporary styling. It's not the 1 acre, 3 bedrooms, 2.5 baths, 2000 sq. ft., gunite pool, open farmfield vistas either...


From the Back
bridgehampton butter lane
It's the fact that this house is completely surrounded by the school formerly known as the Morriss Center which was formerly known as Hampton Country Day, but is now known as the Ross School. Not next to the school but surrounded on all sides. Too bad the Morriss Center went out of business for the owner of this house. They would have been the obvious buyer, and noone knows the Ross School's longterm plan for the campus. You'd think they'd want to be consolidated up on Goodfriend, and then who knows who happens. I laughed when i first saw this listing but then thought, if you aren't home during the weekdays, you've got an otherwise really quiet neighbor, a lot of privacy, and an exceptionally beautiful setting. Listed with Barbara Stone at Prudential at $2.175m down from $2.3. Could be a deal for someone. (I'm often around during the weekdays and like to walk around naked, so living next to a school wouldn't be fair to the kids. I'd take a pass.)

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October 07, 2006
Bay Haven Manor
25 South Harbor Drive, North Haven
north haven house for sale
This house is the real deal. Early 1900s, 3,300 sq. ft., 5 bedroom 2.5 bath, on 1.2 acres with period details including coffered ceilings, moldings, built-ins, and stained glass. There is a separate artist's studio, spacious 1st and second floor covered decks, an enclosed porch, and a full, unfinished basement. It's very private and across the street from the water, with deeded access to Shelter Island sound. I"m naming this property "Belle of the Bay". It's got compound potential.


From the Other Side
north haven house for sale
The house and property need a major renovation, I'd guess somewhere between $500k and $1 million to make it mint, but this incredible old home (and fancy yet low-key neighborhood) merits the investment. This is the kind of shingled-traditional that serves as the model for what builders and buyers are seeking in the Hamptons.


Artist's Loft
north haven house for sale
Another great listing from Susan Sprott of Schneider who sold a beauty on Madison St. in Sag Harbor Village earlier in the year, and also has one of the current best listings in the village still available on Hampton St. Remarkably and of note, this house was on the market for $2.75 million in July, a reduction from the current price of $1.2 million or more than 40% in 2 months. Anyone seen a bigger markdown in such a short period of time?

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September 18, 2006
Sagaponack Oceanfront
35 Gibson Lane, Sagaponack
sagaponack oceanfront  
Check out this Sotheby's Listing on Gibson beach. It's a 1400 sq. ft. oceanfront on .77 acres, pretty small, but I am sure expandable either up or back. It's listed for only $7.35 million.  


35 Gibson Lane, Sagaponack
sagaponack oceanfront  
So what's the catch? There are a few other oceanfronts in the $25 million range on the market in Sagaponack, one around $20, and another at $12- obviously at varying degrees of house and property size. But those are big spreads. So take a look at the picture above. Then imagine a gigantic wave crashing over this house and pulling it out to sea. Maybe that's the wildcard, god forbid. But if it happens out here, it's likely to be in Sagaponack based on last Winter's close call.... Still, if you had the money...would you?  

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September 13, 2006
Cool Contemporary off Deerfield
35 Deerwood Path

I'll be honest. I'm not exactly sure what constitutes a deal in this stalemate of a hamptons real estate market. So let's not worry about it. Let's get off the beaten path and over to Deerwood Path where this Danilo Silvestrin designed and furnished contemporary shouts out, "I'm tired of high-end renovated country-shingled traditionals, and I'm not gonna take it anymore!"



the front

It's a private, 4 bed, 4 marble-bathed, 3,400 sq. ft. that is all about the open, windowed wall of wonderment. On 1.2 sloping acres (worth grading to flat), a gunite pool, and a serious 2nd floor deck. The appliances need updating, but if you like this kind of thing, it is very cool and comfortable feeling inside. Probably a little pricey at $1.7, but i hear there is some negotiability. Listing with Michaela Keszler at Prudential.


Some more pics after the jump...

read on ... "Cool Contemporary off Deerfield" »

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August 29, 2006
Property, Pool, Tennis - Under $1.5 mil. in East Hampton
95 Old Northwest Road, East Hampton
hamptons real estate
This open 2300 sq. ft. contemporary sits on 3.87 acres in the Northwest Woods. It's got 4 bedrooms, 2.5 baths, central air, 2 fireplaces (one in the master), basement with wine cellar, an 18 x 36 vinyl pool, and an all-weather tennis court. There isn't any lawn to speak of but there is a lot of room to clear and lay one down. It's very private, except for the junky house with laundry hanging outside as you drive in. It's sort of the once-stylish, now-lameish contemporary that Hamptonites don't love but really aren't so bad. That's why it hasn't moved. But with the land and the tennis court, this house/property is a steal. Some inventive designer or architect, I'm sure, could turn this into a gem. They should have put $30k into lawn and landscaping before putting on the market.


The High View
a Here's the Listing with Devlin McNiff.
The broker on this house is JR Kuneth at Devlin McNiff. He is incredibly knowledgeable about the market. If you are looking for a house, i highly recommend him. Seems very honest, and again, is well-studied. I was so impressed by JR, in fact, that I offered him a free ad on SpecHampton when i launched. The bosses at Devlin declined however. Seems that they don't like to get involved in new ventures. How long will JR remain at Devlin? That's the question about which everyone in hamptons real estate is wondering...

A few more pictures after the jump...


read on ... "Property, Pool, Tennis - Under $1.5 mil. in East Hampton" »

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August 21, 2006
Elegant Simplicity in Springs
63 Talmage Farm Lane

My friends are selling their house in Springs, so that they can move to Sag Harbor where the schools are better. The house is a 2000 sq. ft., 3 bed, 3 bath and impeccably styled & detailed: wide-plank hardwood floors, top of the line kitchen and baths, shutters, french doors, incredible stone fireplace, mahogany deck, covered porch, gunite pool, 2 car garage. They've got almost an acre. It's really mint. If i had to criticize this house for the sake of editorial integrity, i'd say it probably should be 1,000 sq. ft. bigger. Otherwise, checking out the comps in Springs, you can find bigger houses in this price range but not nicer ones. So if you've got a small family and want to live like the Hamptons in this price range, this is the way to go. Listing with Allan Schneider.


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August 18, 2006
Southampton Estate Section - Open House on Ox Pasture
110 Ox Pasture Rd.
hamptons real estate
So you want to live in the estate section of Southampton? So do a lot of people, if you consider the teeming masses swarming to this Ox Pasture open house last week as an indication of demand. While navigating the crowds, I tried to guess which ones could actually afford this absolutely stunning combination of traditional and modern. And that led me to wonder whether I would pay the listed $10.8 million for this incredible 5,600 sq. ft., absolutely unique, minty mint house or find something with a little more than 1.9 landlocked acres in perhaps the fanciest neighborhood in the Hamptons. Is this a question of Value or of Values? I think the latter. See more of this beauty at the Allan Schneider listing for 110 Ox Pasture.

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August 07, 2006
Shinnecock Hills - Surrounded by Water
153 Little Neck Rd., Shinnecock Hills
hamptons real estate  
This 2400 sq. ft. beach house on .51 acres in Shinnecock Hills is a mint renovation, top to bottom, completely surrounded by water. While the house isn't huge, if you want to be out on the water in Southampton, I can't imagine that there is a better listing for under $3 mil. It may be the nicest house in the hood, but at $2.85 million, you will not lose your money unless the bay washes the house away.


Satellite View
a Here's the Listing with Alexis Mayer at Corcoran.
Incidentally, the broker mentioned that this property is actually gaining beachfront, not losing it. The satellite photo suggests otherwise, but that may be tide-related. (It's the house at the end of the point.) More after the jump...

read on ... "Shinnecock Hills - Surrounded by Water" »

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July 26, 2006
Parsonage Lane- For Sale
hamptons real estate
The lazy, pastoral beauty of Parsonage Lane, running between Sagg Main and Town Line roads, masks the current frenzy of real estate speculation occurring there. It's the 3rd cross street up from the beach. We'll start our tour from Ocean Rd. and head east. Let's get to the action...More after the jump:

read on ... "Parsonage Lane- For Sale" »

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July 25, 2006
Middleweight Spec House Battle
386 vs. 390 Mecox Rd.- Bridgehampton
mecox bridgehampton
Today we've got a bare-knuckled Bridgehampton brawl between neighboring spec houses from different builders. Regardless of the outcome, there is one thing, I'm sure, upon which we can all agree. These houses are a definite improvement over the plain ol' farmfield that used to occupy this land! Let the battle begin...

386 Mecox Rd., Bridgehampton
mecox bridgehampton Allan Schneider's Commission #1
Weighing in at $4,295,000, this 6,000 sq. ft. cedar-shingled traditional sits on 1.47 acres and boasts 6 bedrooms, 6.5 baths, 2 fireplaces, 2 car garage, central air, a gunite pool, sprinkler system, a full unfinished basement, alarm system, central stereo, and lots of other stuff. Built by Napoleon Realty:

390 Mecox Rd., Bridgehampton
mecox rd. bridgehampton Allan Schneider's Commission #2
Weighing in at only $3,875,000, this 6,200 sq. ft. cedar-shingled traditional sits on 1.3 acres and boasts 6 bedrooms, 6.5 baths, 4 fireplaces, 2 car garage, central air, a gunite pool, sprinkler system, a full unfinished basement, alarm system, and lots of other stuff too. Built by Ocean Air Development:

On paper, these houses are obviously very similar. Early nod goes to 390 simply by virtue of price . Battle continues after the jump...
read on ... "Middleweight Spec House Battle" »

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July 18, 2006
Great House in the Northwest
Check out this listing at 14 Harvest Lane.
hamptons real estate
All the way up in the Northwest, just 200' from 3 Mile Harbor:


mecox bridgehampton Here's the listing with Corcoran: Great Property in the Northwest
In a nutshell: $999k, 3 bedroom, 3 bath, cedar shake, on .6 acres, with 3 fireplaces, sun room, cement pool, beautiful guest house, a sweeping lawn with mature plantings, bluestone patio and walkways, central air, sunroom, mooring rights. Best house i've seen in the price range.

More after the jump...
read on ... "Great House in the Northwest" »

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July 16, 2006
Lightweight Battle in North Sea
50 Kennedy Dr. vs. 142 Marys Lane
 
Our match today pits a Kennedy Drive veteran (on the market since 10/05) against a Marys Lane newcomer. We won't be pulling punches, so let the games begin:

50 Kennedy Drive
a Allan Schneider's Hidden Treasure
Weighing in at $649,000, this 1520 sq. ft. contemporary sits on .6 acres and boasts 3 bedrooms, 2 baths, central air, sprinkler system, and a fireplace:

142 Marys Lane
a Jim McLauchlen's Spacious Family Home
Weighing in at $750,000, this 1400 sq. ft. ranch sits on .92 acres and boasts 3 bedrooms, 2 baths, a full basement, fireplace, central air, and 1 car garage.

Kennedy jumps out to a slight early lead - Kennedy has a nicer house for $100k less. Mary Lane's property is 1/3 bigger. Both seem equally expandable. Battle continues after the jump...
read on ... "Lightweight Battle in North Sea" »

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